Casework Archive

Below is an archive of recent planning casework in York that has now been decided. There are three main outcomes for a planning application: approval of the proposals (usually with planning conditions), refusal, or the application is withdrawn. In the case of the latter, while many factors may influence it, it is often the case that an application is withdrawn on recommendation of the Planning Officer, due to the likelihood of refusal.

18/01176/FULM – Ryedale House, 58 – 60 Piccadilly York YO1 9PE. Decision: Approved, following a revised scheme that will reduce the massing of the extension and very slightly set it back from the boundary line on Piccadilly.

18/00639/LBC – St Joseph’s Convent Of Poor Clare Colettines, Lawrence Street, York, YO10 3EB. Decision: Approved, following a revised scheme that will maintain the original layout of the corridor leading to the offertory in the Extern House.

MARCH 2018

18/00452/LBC – 48A Marygate, York, YO30 7BH.Decision: Approved, following a revised scheme that reduces the height of the building.

December 2018

Proposal: Alterations to existing Park Keeper’s Lodge including removal of existing external fire escape stairs and blocking up first floor external door in connection with use as holiday let accommodation

Importance: The Park Keeper’s Lodge was designed in an Arts and Crafts style by Frederick Rowntree as part of Rowntree Park, a memorial park to Rowntree cocoa workers who served in WWI and given to the people of York. The Park is a Grade II listed Historic Park & Garden. The Park’s lychgate / dovecote and memorial gates are each Grade II listed, and the park keeper’s lodge is a non-designated heritage asset on the York Local Heritage List.

Opportunities: Ordinarily, retained use of a historic building is preferable than it standing dormant when it comes to maintaining its historic fabric. The use of the lodge for short-term holiday lets has the potential to comply with this theory.

Impact: Due to sub-standard documentation provided for this application, it is impossible to evaluate any impact on the historic fabric and the building’s setting. However, proposed plans still show the loss of a fireplace and chimney on the first floor (ie in the historic keeper’s quarters). What about the impact of the changes on historic cornices, dado rails, mantelpieces, and doors?

Concerns / benefits: None of the heritage attributes of the Park or Keeper’s Lodge have been fully considered in this application. Further information needs to be given on how the holiday lets will function without being detrimental to the historic fabric and character of the building and park, and the security of guests and Rowntree Park, which include access, parking, lighting and noise pollution issues.

Proposal: Partial demolition of existing building and construction of 3 to 5 storey hotel to provide 158 bedrooms, with ancillary restaurant/cafe, gym, conference room, landscaping and retention of the Banana Warehouse facade

Importance: Piccadilly dates from the early C20. It is in York’s Central Historic Core Conservation Area and a key part of CYC’s York Castle Gateway project. The Banana Warehouse, which has subtle Art Deco motifs, is a former store for F.T. Burley and dates from 1925. It holds historical evidence of the former use of the River Foss for commerce in the era of ‘Imperial Preference’. The warehouse positively contributes to the streetscape and is a non-designated heritage asset on the York Local Heritage List.

Opportunities: The fate of the Banana Warehouse has long been in the balance. A sensitive scheme could give new life to the building. Piccadilly is becoming something of a hotel accommodation provider, for which York has a high need to maintain its position as a leading tourist destination. This site would not be unsuited for this purpose.

Impact: At five-storeys tall in parts, the proposed hotel would be highly visible from the top of Clifford’s Tower and visible from the Eye of York and associated listed buildings. On the Piccadilly side, the facade of the warehouse will be maintained, but with the loss of some of the subtle Art Deco details on the pediments, and an additional floor built above it (albeit set back). The design of the hotel will also mirror an adjoining, very large hotel approved on the neighbouring site, 46 Piccadilly.

Concerns / benefits: The proposal is gross over-development, with five-storeys being too tall for such a sensitive site near first-class historic buildings. The retention of the Banana Warehouse facade is tokenistic. Greater integrity would be achieved if the Banana Warehouse façade fronted a standalone two-storey linear building rather than being incorporated in the hotel. The design aspects of the hotel are uninspiring. On the River Foss side, it would not look dissimilar to the 1960s CLASP buildings at the University of York. On the Piccadilly side, combined with 46 Piccadilly, it would result in an unwelcome monumentalism along a significant length of the street and not contribute positively to the streetscape.

October 2018

Importance: Rowntree Wharf is a former flour rolling mill of 1896 designed by Penty and Leetham. Following the closure of the flour mill in 1935, the building was subsequently used as an import warehouse for cocoa beans for the Rowntree Factory. It holds important historic significance of York’s rich industrial and social history, and is Grade II listed. It is situated on a prominent peninsula on the River Foss.

Opportunities: As a large building, Rowntree Wharf has the opportunity to comprise a vibrant and diverse community – part residential and part commercial space as originally intended in its 1989 conversion to offices (ground and first floor) and residential (upper floors). The continued use of some aspect of the building for employment would be more in keeping with its historical function.

Impact: Any material loss of historic fabric would be limited. However, the visualization of the building’s former use as an industrial space will be greatly reduced through the partial concealment of iron columns and the forming of a ‘hotel-style corridor’ running the length of the building with studio flats, mostly very small, adjoining on either side.

Concerns / benefits: As with a previous conversion scheme in 2017 (17/01906/LBC), the majority of the proposed units are studio rooms and less than 30m2 gross internal floor area) – far short of the Government’s recommended internal floor area of 37m2 for a single occupancy bedroom. While contributing very modestly to York’s housing need, the size of the rooms are unsatisfactory to provide for the well being of York citizens. The changes will also disrupt the personality of the building and cheapen what is an important and prominent historic landmark in the city.

Importance: 71 Low Petergate is an early C17 timber framed house and workshop, now shop. The application relates more to 73 Low Petergate, part of four timber-framed houses dating from Late C16, with later extensions, now three shops. No 71 and No 73 Low Petergate are Grade II and Grade II* listed respectively..Both are in the city’s Historic Core Conservation Area and Low Petergate is one of the city’s most historic and aesthetically pleasing streets.

Opportunities: There is here a possibility to provide sustainable and much needed conservation repairs to this property following timber decay leading to structural issues.

Impact: The replacement of decayed and damaged medieval floor joists and timber posts with the support of steel straps will help prevent further deterioration of the building.

Concerns / benefits: The remedial work will benefit the individual building through making its structurally secure. This will also sustain its contribution to the streetscape and conservation area.

Proposal: A resubmitted application to change the use of the public highway in order to provide outdoor seating area for this cafe.

Importance: Little Stonegate is in York’s Historic Core Conservation Area and acts as an important pedestrian route connecting the historic streets of Stonegate, Swinegate and Low Petergate, as well as access to the historic ‘snickleways’ of.Nether Hornpot Lane and Finkle Street.

Opportunities: The change of use of the public highway would offer a public benefit to those using the cafe.

Impact: Little Stonegate is already constrained by outdoor seating, including two restaurants immediately opposite this cafe. This proposal would exacerbate this over-development in the public realm, and likely deter pedestrian access along the street, with knock-on effects with the more historic streets of Swinegate, Nether Hornpot Lane and Finkle Street

Concerns / benefits: The proposal to entirely use the pathway on the right-hand side of Little Stonegate would greatly restrict pedestrian and road traffic access, especially for those with disabilities or who require wider access for the use of prams. These concerns outweigh any public benefit from more catering provision in the city.

Proposal: Erection of four-storey extension to provide 4no. flexible use commercial units at ground floor level with 14no. new/enlarged apartments, substations, and balcony extensions to 3no. existing apartments and widening of existing pavement along Piccadilly with associated carriageway narrowing, landscaping and ancillary works

Importance: While often seen by many, including in the the Piccadilly Conservation Area Appraisal, as a ‘detracting’ building – perhaps best understood as an interesting building in a completely inappropriate location – Ryedale House is a rare surviving example of 1960/70s large-scale office development in 1960s/70s, when the provision of office space was understood as an asset to the city in aiding post-industrial employment. Ryedale House was design by Diamond Redfern & Partners in 1972, and has an interesting pin-wheel shape. It is in the Council’s Castle Gateway Masterplan, which aims to redevelop and better integrate the Piccadilly, (Clifford’s Tower) Castle Complex, and St George’s Field areas as a gateway to the city centre from the south. The building will form the backdrop to Clifford’s Tower and the Castle Museum buildings, which are Grade I listed.

Opportunities: Conversion of the office space for residential use was granted in 2017 (16/02022/ORC), which will see a change in the external shell of the building (17/00429/FULM). This four-storey extension would provide additional residential provision in the city.

Impact: The four-storey extension would be very apparent on Piccadilly, especially when approaching form the south, with the highway reduced by c.2.5m. While the extension would not likely be visible from the historic landmarks in the castle complex area,

Concerns / benefits: The large extension will result in the loss of the building’s architectural unity, and ability to ‘read’ the original 1972 pin-wheel design. It will also be over-development on Piccadilly, resulting in the loss of the public highway. This ‘boxing-in’ of Ryedale House will also have a detrimental impact on the strategic implementation of the wider Castle Gateway Masterplan, limiting the position of the intended pedestrian / cycle bridge across the River Foss to land to the south of Ryedale House, where there would be poor visibility for it. These concerns outweigh any public benefit from greater residential and commercial provision in the city.

Opportunities: Holgate House had a sizeable side extension added in the early C21, which is not entirely sympathetic to the original building. A rear extension could help re-balance the aesthetics of the building in a more sensitive manner.

Impact: The proposal is for an extension that will add a similar footprint to that of the original C19 building. This will lead to large massing on this important historic and busy road connecting the city centre with the suburban areas of Holgate, Acomb and Boroughbridge Road.

Concerns / benefits: The size of the extension will be gross over-development in a sensitive historic location. This will cause an adverse effect on the conservation area and streetscape, especially due to the siting of Holgate House on a bend, so the extension is likely to produce a substantial visual prominence and ‘block’ on Holgate Road when approaching from the east. These concern outweigh any public benefit from greater residential provision in this suburb.

April 2018

Proposal: Conversion, alteration and part demolition of existing buildings (the Lodge and Extern House) to provide 10no. apartments and erection of 4no. dwellings

Importance: This former convent is a fine example of the Catholic Revival movement in England during the C19. The Lodge and Extern House are handsome buildings of aesthetic and architectural merit, both being designed, like the rest of the original convent, by George Goldie in 1870-75. The whole convent site is Grade II listed.

Opportunities: While the ability to read the whole site as a former convent has been greatly and lamentably undermined by development since 2014, the historic connection of the site as a former convent could be enhanced through a sensitive conservation solution being used with these last remaining buildings. The Lodge, in particular, has great potential for this, due to its street presence on Lawrence Street.

Impact: Externally, both buildings will remain in a similar size and almost similar architectural form. The new 4no. dwelling development is unmistakably C21, but deferential in size and location to the C19 buildings. Internally, the buildings will be majorly remodeled, and much more so than the previously approved scheme of 2014: 14/02405/LBC.

Concerns / benefits: There is major concern for the near complete loss of internal historic fixtures and fittings, as well as the ability to read the original layout of the building through the loss of internal rooms, staircases and corridors. The listing description details these features, which are still present, and justification would need to be given for their loss. The benefit of the re-use of the buildings would be for housing targets and their upkeep in a used form.

Proposal: Internal and external alterations including demolition of existing single storey rear extension, installation of glazed link, two storey rear extension, removal of internal walls and internal and external repair works in association with change of use from office to dwelling.

Importance: This Grade II* listed building is in the Central Historic Core Conservation Area. The property is of high significance as an example of early C18 architecture and is a positive contributor to the Conservation Area.

Opportunities: The possibility to return Bathurst House to its original use as a single residence.

Impact: External conservation of the building will subtly improve its street impact. Demolition of a rear extension and internal stud walls are of recent additions. The glazed link will not be visible from Micklegate, Toft Green or Barker Lane.

Concerns / benefits: The use of the building once more as a residential use is likely to provide its continued care and ensure its long-term sustainability. Replacement of C20 office stud walling and general opening out of the room space will provide a better appreciation of the historic interior. Conservation attention will need to be given to the reinstatement of a blocked window opening on the gable end the C18 service wing and the removal below it of original brickwork to from an open fireplace.

Proposal: Change of use of barbers to restaurant/bar and formation of roof-top terrace with balustrade to rear.

Importance: While this is a C20 building of little merit, the site is located in a highly sensitive historic location closely connected to the ancient medieval streets of Colliergate, St Saviourgate, and Fossgate. It is within the city’s Historic Core Conservation Area.

Opportunities: The change of use continues to offer a public benefit.

Impact: The internal changes would not be detrimental to the streetscape and possibly make a fuller use of the property. The addition of a roof-top terrace will be visible (and audible) from surrounding streets, including Fossgate.

Concerns / benefits: The roof-top terrace and balustrade will diminish the character of the streetscape and conservation area, needlessly distracting the eye from one of the city’s Key Historic Core Views: the view of the Minster from Fossgate and the Foss Bridge. This concern outweighs any marginal public benefit from more catering provision in the city.

March 2018

Proposal: Erection of two storey dwelling following demolition of existing garage block with detached outbuilding forming studio to rear

Importance: This is a historic and aesthetically sensitive site, situated between two Grade II listed properties (C17 and C19) and opposite the Grade I listed St Olave’s Church (C15). It is within the city’s Historic Core Conservation Area.

Opportunities: To add a small residential unit, and as such contribute to the city’s housing need.

Impact: This is an unapologetic C21 design. The building will be near the front of the plot and prominent in size (two storeys) and material (including zinc shingle tiles); it will not be subtle.

Concerns / benefits: While C21 architecture in York should be supported when of appropriate ambition and scale and in a suitable setting, there are major concerns that the choice of materials, architectural form and setting here are ill-suited.

Proposal: Single storey extension to form visitors centre with associated facilities and tool store

Importance: York Cemetery dates from 1837. It was designed as a garden cemetery by James Piggott Pritchett, an architect with a long-established connection with York (including the façade of the York Assembly Rooms and The Savings Bank on St Helen’s Square). It is a Grade II* Listed landscape and is one of only two privately owned Victorian Cemeteries in the UK.

Opportunities: To improve the street presence of the cemetery, especially if the concrete garage / shed was to be removed.

Impact: Mostly low impact on the historic setting, continuing to be subservient in size and detailing to the adjacent Greek-Revival style Grade II Cemetery Lodge.

Concerns / benefits: An improvement to the setting of the cemetery. Some of the materials to be used (esp. the coloured aluminium frame) are insensitive to the site.